67876

==== PAGE 1 ====

                                      21/01560/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01560/B Applicant : Mr Ian Harland Proposal : Alterations including roofing works and erection of an extension to rear elevation Site Address : Farrants Fort St Judes Isle Of Man IM7 2EN

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.02.2022 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. It is considered the proposal would appear as a subordinate extension, well designed extension, while still allowing the main dwelling house being the main aspect within the site. Further the proposals would comply with HP15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 05.01.2022. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The application site represents the residential curtilage of Farrant's Fort which is an existing large traditional (although built in recent decades) Manx farmhouse style with five uppers windows over a central doorway which is flanked with two windows either side. The

==== PAGE 2 ====

                                      21/01560/B                                     Page  2  of  4

detached dwelling is situated at the northern side of the Jurby Road and is eats of St Judes Crossroads. The dwelling is setback a distance from the main road and is partially screened due to mature trees/landscaping between the site and the Jurby Road.

2.0 PROPOSAL 2.1 This application seeks approval for the erection of single storey side/rear extension (L- shaped which wraps around the northwest corner of dwelling) to dwelling, replacing the existing rear conservatory. The extension would have a maximum depth of 7.2m and a width of 10.7m. The extension has a pitched roof, but included a glazed section at the ridge line.

2.2 The works also include two lean-to style glazed gazebo style structures which are attached to the side and rear elevations.

2.3 Further, the proposal would increase the existing attached garage roof by 0.45m.

3.0 DEPARTMENT POLICIES 3.1 The application site is within an area not designated for development under the Isle of Man Development Plan Order 1982. The driveway to the site is within an area of "Woodland" The site is not within a Conservation Area.

3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:

3.3 Environmental Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."

3.4 Housing Policy 15 states: "The extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. Only exceptionally will permission be granted for extensions which measure more than 50% of the existing building in terms of floor space (measured externally)."

3.6 Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside

4.0 PLANNING HISTORY 4.1 There are a number of previous planning applications in association with the site; however, none are considered relevant in the assessment and determination of this application.

5.0 REPRESENTATIONS 5.1 Highway Services do not object (13.01.2022).

6.0 ASSESSMENT 6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling.

Potential visual impact of the development upon the landscape and individual dwelling 6.2 Currently, the front elevation of the dwelling is partial apparent when travelling along the Jurby Road; albeit given the mature vegetation (trees/hedgerows etc) of the site and along the roadside the dwelling is partially screened.

==== PAGE 3 ====

                                      21/01560/B                                     Page  3  of  4

6.3 The existing property is traditional in form and appearance and it is considered HP 15 requires consideration.

6.4 In terms of the size increase the proposed extensions would have a floor area of approximately 62sqm. Given the size of the existing dwelling and the removal of the existing dwelling the proposal would be well below the generally permitted 50% threshold as stated within HP 15.

6.5 In terms of the proportion, scale and form of the proposal, the proposals are traditional in form, appearance. The glazed roof ridge is more unusual; however, it is not considered the proposal is acceptable. The works to the rear of the property would not be totally apparent from public views, with perhaps fleeting views of the western gable elevations.

6.6 It is considered the proposals would appear as a subordinate extension, while still allowing the main dwelling house being the main aspect within the site, especially when viewed from pubic views. Due to this it is considered it would be difficult to argue that the proposal would adversely affect the countryside or harm the character and quality of the landscape as per the requirements of Environment Policy. Furthermore, the works themselves are considered to respect the proportion, form and appearance of the existing property as required by Housing Policy 15.

7.0 CONCLUSION 7.1 The majority of the proposals would not be apparent from public views given they are set to the rear and behind the main dwelling house. It is considered the proposal would appear as a subordinate extension, well designed extension, while still allowing the main dwelling house being the main aspect within the site.

7.2 Overall, it is considered the proposals would comply with HP15 and would not harm the character and quality of the landscape or adversely affect the countryside and therefore comply with EP 1. It is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and

==== PAGE 4 ====

                                      21/01560/B                                     Page  4  of  4

that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 04.02.2022

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.